9013 Meadow Cir · Port LaBelle, FL 33935

$325,000

4 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 81 Days on market

Built 2024 Est $293k · 11% over ↓ 41% since listing

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is our 4/2/2 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets and hardware, 6”x24” PLANK tile through all living areas, 18” tiled showers, Quartz counters throughout, all Stainless Steel kitchen appliances, Washer/Dryer, blinds on all windows, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. You’re wonderfully open and inviting kitchen with bar stool seating, and complete open concept is sure to be a hit with family and friends as a hub for entertaining! These homes move quick so don’t miss out!

Key facts

• Expansive lot
• High-growth location
• Private layout

Tags

• EXPANSIVE LOT
• TWO SEPARATE ENTRANCES
• PRIVATE LAYOUT
• HIGH-GROWTH LOCATION

Property features AI

Finance

• Other: No pet restrictions
• HOA & community: Monthly association fee

Exterior

• Parking: Attached garage; 2 covered spaces
• Utilities: Public sewer
• Home design: Resale property
• Construction: Block construction; Concrete roof
• Exterior features: Greenhouse; Quarter- to half-acre lot; Residential zoning; Faces east

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-567 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (32.7% below list).
• Recommended offer: $219k (32.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#750 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Hendry (town): math 35% / reading 40% proficiency, ranked #65 of 73 in FL (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 942 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 557 units permitted in Hendry County in 2024 (45 in 5+ unit buildings).
• At $2,187/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 498% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Hendry County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,748 (32.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.47%
• DSCR: 0.67
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $292,545
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8003 Mangrove Cir	0.34mi	4/2.0	1,499 (+1%)	1mo	$284,999	$190	82
9010 S Indio Cir	0.42mi	4/2.0	1,500 (+1%)	5mo	$232,000	$155	75
9007 S Indio Cir	0.39mi	4/2.0	1,500 (+1%)	9mo	$295,000	$197	73
9004 S Indio Cir	0.42mi	4/2.0	1,500 (+1%)	9mo	$295,000	$197	72
8016 Mangrove Cir	0.24mi	3/2.0 (-1)	1,337 (-10%)	6mo	$170,000	$127	62
9006 Lamkin Cir	0.54mi	3/2.0 (-1)	1,419 (-4%)	0mo	$300,000	$211	62
9022 W Justice Cir	0.59mi	3/2.0 (-1)	1,499 (+1%)	7mo	$289,999	$193	60
9048 Lamkin Cir	0.60mi	3/2.0 (-1)	1,408 (-5%)	0mo	$257,500	$183	58
9020 N Indio Cir	0.43mi	3/2.0 (-1)	1,324 (-11%)	2mo	$259,900	$196	55
8104 N Salem Ct	0.47mi	3/2.0 (-1)	1,384 (-7%)	8mo	$315,000	$228	55
9036 W Justice Cir	0.50mi	3/2.0 (-1)	1,284 (-14%)	1mo	$265,000	$206	48
9049 Lamkin Cir	0.72mi	3/2.0 (-1)	1,292 (-13%)	4mo	$284,900	$221	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $140,966
• Equity at exit: $292,786

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $443,636
• Equity at exit: $631,404

Cash invested: $91,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33935

• Home prices YoY: 16.3%
• Active inventory: 942
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$455 /mo · $5,462/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-567

Break-even live

Break-even rent $2,905

Max offer price $224,869

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9007 Meadow Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	3d	1	0.08mi
9035 W Crow Cir Labelle, FL	4.0	2.0	1530	$1,950	$1.27	3d	1	0.26mi
9012 S Indio Ct Labelle, FL	3.0	2.0	1400	$2,100	$1.50	19d	1	0.47mi
9018 W Justice Cir Labelle, FL	4.0	2.0	1499	$1,950	$1.30	12d	1	0.47mi
8033 Melody Cir Labelle, FL	3.0	2.0	1215	$1,999	$1.65	16d	1	0.48mi
8049 Memory Cir Labelle, FL	4.0	2.0	1686	$2,000	$1.19	3d	1	0.68mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	16d	1	0.70mi
9001 Penny Cir Labelle, FL	3.0	2.0	1472	$2,300	$1.56	24d	1	0.70mi
9011 Penny Cir Labelle, FL	3.0	2.0	1731	$2,400	$1.39	24d	1	0.70mi
8030 Olive Cir Labelle, FL	4.0	2.0	1499	$2,300	$1.53	3d	1	0.72mi
9013 Ike Ct Labelle, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.84mi
8004 Spice Ct Labelle, FL	3.0	2.0	1292	$2,000	$1.55	19d	1	0.84mi
7061 Tide Cir Labelle, FL	4.0	2.0	1500	$1,695	$1.13	24d	1	0.86mi
8002 Vega Ct Labelle, FL	3.0	2.0	1389	$1,900	$1.37	24d	1	0.96mi
7016 Palpano Cir Labelle, FL	3.0	2.5	1507	$2,100	$1.39	16d	1	1.15mi
6210 Forest Ct Labelle, FL	3.0	2.5	1503	$2,200	$1.46	24d	1	1.17mi
7038 Lotus Cir Labelle, FL	4.0	3.0	1680	$2,200	$1.31	16d	1	1.34mi
801 SW Raintree Blvd Labelle, FL	3.0	2.0	1285	$1,700	$1.32	24d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $325,000 Active 81 DOM
2. 2026-06-17
   days on market $325,000 Active 80 DOM
3. 2026-06-16
   days on market $325,000 Active 79 DOM
4. 2026-06-15
   days on market $325,000 Active 78 DOM
5. 2026-06-13
   days on market $325,000 Active 76 DOM
6. 2026-06-13
   days on market $325,000 Active 75 DOM
7. 2026-06-10
   days on market $325,000 Active 73 DOM
8. 2026-06-09
   days on market $325,000 Active 72 DOM
9. 2026-06-08
   days on market $325,000 Active 71 DOM
10. 2026-06-07
    days on market $325,000 Active 70 DOM
11. 2026-06-03
    days on market $325,000 Active 66 DOM
12. 2026-06-02
    days on market $325,000 Active 65 DOM
13. 2026-06-01
    days on market $325,000 Active 64 DOM
14. 2026-05-31
    days on market $325,000 Active 63 DOM
15. 2026-03-29
    listed $325,000 Active
16. 2025-02-14
    soldstatus $298,195 Sold 950-char remark

    Show marketing remark (950 chars)

    Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is our 4/2/2 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets and hardware, 6”x24” PLANK tile through all living areas, 18” tiled showers, Quartz counters throughout, all Stainless Steel kitchen appliances, Washer/Dryer, blinds on all windows, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. You’re wonderfully open and inviting kitchen with bar stool seating, and complete open concept is sure to be a hit with family and friends as a hub for entertaining! These homes move quick so don’t miss out!

17. 2025-01-08
    status Pending 950-char remark

    Show marketing remark (950 chars)

    Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is our 4/2/2 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets and hardware, 6”x24” PLANK tile through all living areas, 18” tiled showers, Quartz counters throughout, all Stainless Steel kitchen appliances, Washer/Dryer, blinds on all windows, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. You’re wonderfully open and inviting kitchen with bar stool seating, and complete open concept is sure to be a hit with family and friends as a hub for entertaining! These homes move quick so don’t miss out!

18. 2024-12-19
    price $294,999 950-char remark

    Show marketing remark (950 chars)

    Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is our 4/2/2 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets and hardware, 6”x24” PLANK tile through all living areas, 18” tiled showers, Quartz counters throughout, all Stainless Steel kitchen appliances, Washer/Dryer, blinds on all windows, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. You’re wonderfully open and inviting kitchen with bar stool seating, and complete open concept is sure to be a hit with family and friends as a hub for entertaining! These homes move quick so don’t miss out!

19. 2024-12-19
    status Active 950-char remark

    Show marketing remark (950 chars)

    Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is our 4/2/2 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets and hardware, 6”x24” PLANK tile through all living areas, 18” tiled showers, Quartz counters throughout, all Stainless Steel kitchen appliances, Washer/Dryer, blinds on all windows, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. You’re wonderfully open and inviting kitchen with bar stool seating, and complete open concept is sure to be a hit with family and friends as a hub for entertaining! These homes move quick so don’t miss out!

20. 2024-09-13
    status Pending 950-char remark

    Show marketing remark (950 chars)

    Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is our 4/2/2 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets and hardware, 6”x24” PLANK tile through all living areas, 18” tiled showers, Quartz counters throughout, all Stainless Steel kitchen appliances, Washer/Dryer, blinds on all windows, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. You’re wonderfully open and inviting kitchen with bar stool seating, and complete open concept is sure to be a hit with family and friends as a hub for entertaining! These homes move quick so don’t miss out!

21. 2024-08-05
    listed $298,195 Active 950-char remark

    Show marketing remark (950 chars)

    Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is our 4/2/2 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space making it feel incredibly Larger than it appears. This open concept Home comes with designer cabinets and hardware, 6”x24” PLANK tile through all living areas, 18” tiled showers, Quartz counters throughout, all Stainless Steel kitchen appliances, Washer/Dryer, blinds on all windows, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped. You’re wonderfully open and inviting kitchen with bar stool seating, and complete open concept is sure to be a hit with family and friends as a hub for entertaining! These homes move quick so don’t miss out!

22. 2024-05-31
    soldstatus $172,000
23. 2024-05-30
    soldstatus $160,000
24. 2004-07-12
    soldstatus $77,000
25. 2003-05-30
    soldstatus $550,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $5,462 · $455/mo
• Projected year-2 tax: $5,462 · $455/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,250
• − Mortgage interest: −$18,205
• − Property taxes: −$5,462
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$9,455
• Taxable loss: −$12,697
• Est. tax savings @ 24.0%: +$3,047
• After-tax cash flow: $-3,755/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hendry
• NCES district ID: 1200780
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $37,043
• Composite: 31.16/100
• National rank: #6054
• State rank: #65 of 73 in FL

Livability — Port LaBelle

• Score: 62/100
• State rank: #750
• US rank: #16264

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port LaBelle, FL
• County: Hendry County · 23,186 people
• Metro: Clewiston, FL
• Population (ZIP): 23,186
• Household income: $57,009
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 498.0

Population outlook (Hendry County) Hauer SSP2

• Today (2025): 38,866 people
• By 2030: 38,558 · -0.8%
• By 2040: 37,743 · -2.9%
• By 2050: 36,117 · -7.1%
• By 2075: 30,070 · -22.6%
• By 2100: 21,966 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 39% Two or more races 21% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 40% Puerto Rican 3% Cuban 5%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 50% English-only · Spanish 50%

Political lean MEDSL · Hendry

• 2024 margin: Solid R (+38.3) · D 30.4% · R 68.7%
• 2008→2024 swing: -31.1pp toward R · 2008: -7.2pp · 2024: -38.3pp
• All cycles: 2024: R+38.3 2020: R+23.0 2016: R+14.2 2012: R+5.9 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 75.20%
• Current HPI: 537.4928
• Rent YoY: —
• Metro: Clewiston, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-40.9% since first listed

11 events — show timeline

• 2026-03-29 Listed $325,000 MARMLS
• 2025-02-14 Sold (MLS) $298,195 NAPLESMLS
• 2025-01-08 Pending — NAPLESMLS
• 2024-12-19 Price Changed $294,999 NAPLESMLS
• 2024-12-19 Relisted — NAPLESMLS
• 2024-09-13 Pending — NAPLESMLS
• 2024-08-05 Listed $298,195 NAPLESMLS
• 2024-05-31 Sold (Public Records) $172,000 Public Records
• 2024-05-30 Sold (Public Records) $160,000 Public Records
• 2004-07-12 Sold (Public Records) $77,000 Public Records
• 2003-05-30 Sold (Public Records) $550,000 Public Records

Property tax history

+32.9%/yr

Latest (2025): $5,462 · +1644.1% YoY. Source: county tax records.